What Landlords and Tenants Need to Know: Ontario's RTA Changes Take Effect September 21, 2026

A significant round of changes to Ontario's Residential Tenancies Act (RTA) comes into force on September 21, 2026. The changes come from Schedule 12 of Bill 60 (the Fighting Delays, Building Faster Act, 2025), which passed the Legislature last November. Whether you're a landlord with an investment property, a tenant renting in Markham, Stouffville, or Uxbridge, or a first-time renter in our Toronto farm area, here's what's changing and what it means for you.

Faster timeline for non-payment of rent. Landlords will be able to file an eviction application (an L1) just 7 days after serving an N4 notice for unpaid rent, down from the current 14 days. In practice, that shortens the window a tenant has to catch up on rent before a landlord can go to the Landlord and Tenant Board (LTB).

A lighter path for “landlord's own use” evictions (N12). Right now, a landlord terminating a tenancy so they (or a family member) can move in generally owes the tenant one month's compensation. Under the new rules, that compensation requirement can be waived if the landlord gives the tenant at least 120 days' notice instead of the usual 60. To help prevent bad-faith use of this notice, the intended occupant is expected to move in within 60 days of the tenant leaving, or the landlord risks a presumption of bad faith at the LTB.

Fixed-term leases stop auto-converting to month-to-month. Currently, when a fixed-term lease ends, it automatically rolls into a month-to-month tenancy unless a new agreement is signed. That automatic conversion is going away, which is expected to give both landlords and tenants more clarity — and more reason to talk about renewal terms before the term ends.

More paperwork requirements for renovation (N13) evictions. Landlords using an N13 to evict for major renovations will have new written-notice obligations — telling the tenant the estimated completion date, updating them if that date changes, and letting them know when the unit is ready. Tenants get at least 60 days to exercise their right of first refusal to move back in, and a clearer path to the LTB if a landlord doesn't follow through.

A few other pieces still settling into place. Bill 60 also introduces a rule requiring tenants to pay 50% of claimed rent arrears before raising unrelated issues (like maintenance complaints) at a non-payment hearing, and a formal definition of “persistently late” rent payment. Coverage on exactly when these two provisions take effect has been inconsistent — some sources tie them to September 21 alongside everything above, while the Landlord and Tenant Board's own implementation guidance suggests they're still awaiting supporting regulations. We'll update this post once that's confirmed.

What this means for you: If you're a landlord, the shortened non-payment timeline and the N12 compensation change are worth understanding before you serve a notice — using the wrong form or the wrong timeline can undo an otherwise valid eviction. If you're a tenant, it's worth knowing your notice periods are changing, especially around non-payment and landlord's-own-use evictions. And if you're weighing whether now's the time to buy instead of rent, or to add an investment property to your portfolio, these are exactly the kinds of questions we talk through with clients every week.

This post is general information, not legal advice. Every situation is different, and the Landlord and Tenant Board's own forms and guides (or a licensed paralegal) are the right place to confirm how these changes apply to your specific circumstances. Contact the Powell & Gallop Team if you'd like to talk through what any of this means for a property you own or are renting.

Sources: Ontario Landlord — Bill 60 Guide · Ontario Landlord — Bill 60/97 Implementation Status · The Globe and Mail — Ontario legislators have passed Bill 60 · Canadian Centre for Housing Rights — Understanding Your Rights Under Bill 60 · Powerhouse Management — Ontario RTA Changes 2026 · Immigration News Canada — 7 New Ontario Rent Rules